3511 Spring Time St · Forney, TX 75126

$247,990

4 bd · 2.0 ba · 1,572 sqft · SingleFamily · 28 Days on market

Built 2026 Good condition 4,356 sqft lot Est $368k · 33% under $42/mo HOA · 2% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.7/10.0
• Condition / age +4.2/5.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

New! Super cute single story with four bedroom and two full baths. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, and so much more! Welcome to Talty, Texas — where small-town charm meets modern living. Nestled just east of Dallas, Talty offers a peaceful, family-friendly atmosphere with convenient access to big-city amenities. This growing town is perfect for those looking to enjoy a relaxed lifestyle while staying close to Forney ISD schools, shopping, dining, and recreational opportunities. Our thoughtfully designed homes in Talty are built with you in mind, offering spacious floor plans, energy-efficient features, and stylish finis

Key facts

• Led lighting
• Island kitchen
• Convenient access

Tags

• ISLAND KITCHEN
• GRANITE COUNTERS
• LED LIGHTING
• FULL SPRINKLER SYSTEM
• CONVENIENT ACCESS
• ENERGY EFFICIENT FEATURES

Property features AI

Finance

• Other: Builder special listing conditions; Possession at closing/funding
• Financial info: Financing accepted: Cash, Conventional, FHA, USDA, VA, Other
• HOA & community: Mandatory HOA with annual fee ($500) — full use of facilities; HOA management company: NMI

Exterior

• Parking: Attached garage facing front; 2 covered garage spaces; Garage approximately 18' wide x 20' long x 10' high
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; Located in a municipal utility district; Energy-efficient features including upgraded attic insulation, efficient HVAC, insulated windows, efficient water heater, lighting, thermostat, appliances, and construction/insulation
• Home design: Single family residence; One story; New construction (incomplete, 2026); Not attached to other units; Subdivision: Maplewood Meadows
• Construction: Composition roof; Slab foundation; New construction
• Exterior features: Wood fencing; Less than 0.5 acre lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Water line to refrigerator; Built-in cabinets; Breakfast bar
• Bedrooms: Primary bedroom on main level with ensuite bath and walk-in closet; Three additional bedrooms on main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Granite counters; Pantry; Decorative lighting; Cable TV available; Walk-in closet(s)
• Laundry & utility: Appliances included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $248k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (2.6% below list).
• Recommended offer: $242k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.1% in Forney — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#98 in TX, #3,339 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities C-, commute F.
• Forney ISD (rural): math 41% / reading 44% proficiency, ranked #234 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Willett El (725 students, 32% FRL).
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,506 (2.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $367,848
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10090 Country View Ln	0.74mi	4/2.0	1,622 (+3%)	8mo	$380,000	$234	53
10133 Country View Ln	0.69mi	3/2.0 (-1)	1,616 (+3%)	8mo	$350,000	$217	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.51×
• Total profit: $-34,216
• Equity at exit: $36,976

10-year hold

• IRR: -7.9%
• Equity multiple: 0.54×
• Total profit: $-32,094
• Equity at exit: $21,442

Cash invested: $69,437 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75126

• Rents YoY: 1.4%
• Active inventory: 2179
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,415 high
• Mortgage (P&I): −$1,300
• Tax est. 1.5%: −$310 /mo · $3,720/yr
• Insurance: −$103
• HOA: −$42
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $152

Break-even live

Break-even rent $2,223

Max offer price $247,990

Occupancy floor 89%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $61,998
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Middlebrooks Dr Forney, TX	4.0	2.5	2231	$2,650	$1.19	44d	1	0.74mi
2503 Blue Oasis Ct Forney, TX	4.0	2.5	2127	$2,499	$1.17	7d	1	0.88mi
2140 Florence Dr Forney, TX	4.0	2.5	2032	$2,600	$1.28	43d	1	0.94mi
107 Huckleberry Rd Forney, TX	4.0	2.5	2186	$2,900	$1.33	43d	1	0.96mi
300 Stanford Forney, TX	3.0	2.0	1714	$1,999	$1.17	2d	1	0.97mi
413 Driftwood Ct Forney, TX	3.0	2.0	1733	$2,000	$1.15	15d	1	1.00mi
413 Driftwood Ct Forney, TX	3.0	2.0	1733	$1,999	$1.15	10d	1	1.00mi
321 S Chestnut St Forney, TX	4.0	2.0	1831	$2,150	$1.17	24d	1	1.09mi
124 Stanford Forney, TX	3.0	2.0	1488	$1,800	$1.21	7d	1	1.20mi
4005 Waterford Dr Forney, TX	4.0	2.0	1852	$2,350	$1.27	43d	1	1.21mi
121 Princeton Cir Forney, TX	3.0	2.0	1604	$2,095	$1.31	11d	1	1.25mi
105 Fieldwood Ct Forney, TX	3.0	2.0	1820	$2,400	$1.32	20d	1	1.30mi
315 Red Oak Ct Forney, TX	3.0	2.0	1927	$2,100	$1.09	43d	1	1.33mi
300 Trailhouse Ln Forney, TX	1.0–3.0	1.0–2.0	1041	$2,115	$2.03	1d	40	1.37mi
4306 Paxton Dr Forney, TX	4.0	2.0	1837	$2,600	$1.42	43d	1	1.43mi
308 Chinaberry Trl Forney, TX	3.0	2.0	1772	$1,950	$1.10	43d	1	1.47mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 14 events

1. 2026-06-15
   status $247,990 Pending 28 DOM
2. 2026-06-15
   days on market $247,990 Active 28 DOM
3. 2026-06-13
   days on market $247,990 Active 26 DOM
4. 2026-06-13
   days on market $247,990 Active 25 DOM
5. 2026-06-10
   price $247,990 Active 22 DOM
6. 2026-06-09
   days on market $260,990 Active 22 DOM
7. 2026-06-08
   days on market $260,990 Active 21 DOM
8. 2026-06-07
   days on market $260,990 Active 20 DOM
9. 2026-06-04
   days on market $260,990 Active 17 DOM
10. 2026-06-03
    days on market $260,990 Active 16 DOM
11. 2026-06-02
    days on market $260,990 Active 15 DOM
12. 2026-06-01
    days on market $260,990 Active 14 DOM
13. 2026-05-31
    days on market $260,990 Active 13 DOM
14. 2026-05-18
    listed $260,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,981
• − Mortgage interest: −$13,891
• − Property taxes: −$3,720
• − Insurance: −$1,240
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − HOA: −$504
• − Depreciation: −$7,214
• Taxable loss: −$2,226
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $2,359/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 27 photos

Good 85/100 Cosmetic rehab

This single-story home in Talty, Texas is in excellent condition with a good condition score of 85. It features a well-designed kitchen, bathrooms, and flooring, and is move-in ready with minimal repairs needed. The property has a good curb appeal and is located in a family-friendly area with access to amenities. The home's value can be further increased with some cosmetic updates and smart home features.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace carpet with wood-look tile — Improves durability and aesthetic
• Both Install smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace carpet with wood-look tile — Improves durability and aesthetic ↑
• Both Install smart home features — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Forney ISD
• NCES district ID: 4819560
• Math proficiency: 41% ▼ -20.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $86,679
• Composite: 40.07/100
• National rank: #3812
• State rank: #234 of 826 in TX

Livability — Forney

• Score: 76/100
• State rank: #98
• US rank: #3339

Category grades

Amenities C- Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety B+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forney, TX
• County: Kaufman County · 122,338 people
• City population: 84,799
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 84,799
• Household income: $103,673
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 1306.0

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Black 25% Hispanic / Latino 23% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 14% Arabic 1% Vietnamese 1%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.93%
• Current HPI: 148.5749
• Rent YoY: ▲ 1.42%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

1 event — show timeline

• 2026-05-18 Listed $260,990 NTREIS